READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN KEROBOKAN BE-2482

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN KEROBOKAN BE-2482

Bali, Bali

$145k

Price

7.8%

ROI

2

Bedrooms

49%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 99 m²
Build: 76 m²
Est. Revenue: $19k/yr
Avg Nightly Rate: $108

Investment Analysis

Discover this charming villa in Kerobokan, perfectly situated between Seminyak’s lively dining scene and Batu Belig Beach, just minutes from Sardine and Da Maria. This villa features 2 elegantly designed bedrooms with ensuite bathrooms and an open living room that seamlessly connects to the modern, fully equipped kitchen—blending comfort, functionality, and tropical style effortlessly. Step outside to your private pool surrounded by a cozy lounge area and outdoor shower, creating the perfect space to unwind and soak in the island’s tropical ambiance. A serene and stylish home in one of Bali’s most desirable locations—don’t miss it out.

Bali Exception
Bali / Kerobokan

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN KEROBOKAN BE-2482

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
76 m²
Land Plot
99 m²
Tenure
Lease 18yr
Yield Curve Status

Grade C investment — short-term rental yields 9.1% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score39
GradeC
Brixfox Intelligence
39CModerate
Score Breakdown
ROI & Yield43%
Capital Growth41%
Risk Profile42%
Market Demand39%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+1.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.1%
-$52K in 5yr (-36%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.1%
$1,094/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$108/night
50% ($54)Brixfox estimate($108/night)200% ($215)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$13,132
Airbnb data$108/night · 49% occupancy
Rental income
$108/night · 49% occ.
$19,122
Running costs (20%)
Utilities, cleaning, maintenance
-$3,824
Income tax (10%)
Indonesian rental income tax
-$1,912
Property tax
Annual property tax
-$254
Net income
9.1% ROI
$13,132

Long-Term Rental

Yearly income
$7,880
50 comps
Rental income
$1,172/mo
$11,249
Agency fee (10%)
Finder's fee per tenant
-$1,125
Vacancy (~8%)
1.5mo gap per tenancy
-$865
Income tax (10%)
Indonesian rental income tax
-$1,125
Property tax
Annual property tax
-$254
Net income
5.4% ROI
$7,880

Short-term rental earns 1.7x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 18 years remaining.

$354K$265K$177K$88K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $145KPeak Capital Value: NowPaid back
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 10: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5
Capital Value
$93K
-36%
13 years remaining
Rental Income
+$70K
Total Position
$163K
+12%
2.4%/yr
Year 10
Capital Value
$43K
-70%
8 years remaining
Rental Income
+$151K
Total Position
$194K
+34%
2.9%/yr
Year 15
Capital Value
$11K
-93%
3 years remaining
Rental Income
+$244K
Total Position
$255K
+76%
3.8%/yr
Leasehold Alert
With 18 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 3 years.

Location

Bali

Kerobokan, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.1% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Average
$108 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
99 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
18 years remaining on lease

Top Highlights

High rental yield at 9.1% — outperforms most Bali villas
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.5%
$666/mo
40% occ.
7.4%
$895/mo
49% occ.
9.1%
$1,094/mo
current
59% occ.
11.0%
$1,323/mo

Lease Timeline

18 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 3 years while the property is still easy to sell.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.